Berkeleys captures local wanders for #WednesdayWanderlust fans in 2017

If you have exciting travel plans listed in your New Year’s resolutions for 2017, then you are not alone. It’s a lifestyle habit that features consistently across our many clients here at Berkeleys in Coastal Poole, Dorset.

In fact so much so, that we have decided to celebrate the love of travel this year with a regular Berkeleys #WednesdayWanderlust feature. If you live in this beautiful part of coastal Dorset, venturing out to walk, wander, explore or amble is a popular & invigorating pastime. We’ve collected tips form our clients and neighbours in order to share these  ideas for wanders.

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Poole Harbour Sunset © Orange Seaweed  2017

Here are our top five favourite local wanders; take a stroll at this time of year, and enjoy the ever-evolving season, fading light and winter colours along our dramatic coastline.

  1. Poole Bay & a New Year’s beachfront wander.

poole-bay-winter

 

2. Evening Hill & a January winter storm wander.

winter-2

3. Poole Quay & a boatlover’s quayside wander.

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4. Canford Cliffs  & a clifftop wander towards Bournemouth.

winter-coast

5. Alum Chine Tropical Gardens & a horticultural wander.

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We’ll be featuring more of our favourite wanders across coastal Dorset throughout the seasons. You can also find more beautiful places and photos on twitter at @BerkeleysPoole on Wednesdays to celebrate #WednesdayWanderlust. See you there!

 

 

Branksome Park, Canford Cliffs & Coastal Poole Property Market Review

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Our latest property marketing insights are featured in the Summer issue of Pines and Chines magazine, the local Residents Association publication http://www.branksomepark.com

Local Property – hit by Stamp Duty (SDLT) ? – and what about apartments supply ?

Land Registry data for 2015 was not quite complete when we compiled this data on sales history across the local area. We think the 2015 figures below may have been be understated by about 8-10% (delay in registration of new title) but, even making a due allowance for that, what is clear is that, locally – mainly within BH13 and BH14 sub-codes 8 and parts of 9 – the market above £1.5 million – prime property -is ‘off’ by a substantial margin but that the market from £500,000 up to £1.5m is still healthy.

Price Category 2015 2014
BH13, BH14 8/9 No. of sales Value of Sales No. of sales Value of Sales
£ million £ million
> £2 million 18 £61.85 27 £88.38
> £1.5 million + 22 £37.99 29 £51.72
> £1.0 million + 54 £62.96 43 £52.39
> £750,000+ 72 £62.68 88 £74.07
> £500,000+ 153 £93.37 164 £100.93
> £200,000+ 337 £109.97 397 £129.84
TOTAL 656 £428.77 748

 

 £497.33

 

Increased rates of SDLT have applied for around a year now (leave aside the 2015 Autumn Statement – 3% premium for second home and buy-to-let investments – being introduced from April 2016). The implications are clearer, confirming the story of declining top end sales in London. There are still sales at the upper end. Indeed, 5 properties at prices in excess of £4 million during the second half of 2015, 4 of these paying SDLT of more than £500,000 – on top and out of taxed income (one other was a Company purchase, with lower SDLT).

So, let’s turn to apartments. It’s hard to believe but there are currently over 500 apartments in the planning pipeline (212 x 3 bed; 263 x 2 bed, plus 14 x 4 beds and 35 x 1 bed). While some of these are still only applications which may or may not achieve approval, over 400 units are already approved; and 200 of those are either completed but not yet sold or are currently under construction. There is, I suspect, a potential over-supply looming, despite the fact that not all the potential supply will be delivered. Bank lending policies will see to that.

Interestingly, while some of these new apartments are being designed specifically for the retirement market (Woodlands and Compton Acres in Canford Cliffs; The Landing in Lilliput, for example), there are several instances where existing nursing homes are being take out of commission and re-presented as new apartments, throughout the local area. The overall age demographics of the area may not currently be under threat. However, the cost of retiring here may be facing a sharp upward adjustment in prices.

The area continues to attract buyers and developers – for apartments – retirement and active alike; for houses – super homes and family homes; for diverse locations – coastal, village and sylvan. The attractions are still vital – seaside, beaches, harbour, sailing, golf, the adjacent countryside etc – and enduring. But both the Chancellor and developers, we all need to retain that lifestyle dynamic we all crave in perspective. The outcome of the forthcoming Brexit vote will deliver yet more impact on the local area without doubt.

Please contact Berkeleys today for more local market insights.

This Character House In Canford Cliffs Offers A World Of Opportunity For Developers.

Tucked away on Lawrence Drive, Canford Cliffs is a wonderful character house for sale. Situated in the established grounds in one of Canford Cliffs’ most prestigious cul-de-sacs, this five bedroom house has much to offer, not least to property developers.

House in Canford Cliffs, Poole, Dorset

The family home occupies a delightful south facing plot and offers the opportunity for a purchaser to extend or refurbish or redevelop completely into two houses. It is currently configured to offer 5 bedrooms, two bathrooms, lounge, dining room, kitchen, playroom, utility room and garden.

However, the property also offers the benefit of planning permission for two semi-detached dwellings on the plot. (Planning ref: APP/12/00867/F) Currently one of Canford Cliffs’ most popular development configurations, a buyer could choose to undertake this approved construction, and on completion, live in one house having sold the second one, recouping probably most of the initial costs of purchase. Berkeleys would be happy to give guidance on the scope of such a project.  With many capable architects and builders across the area, the necessary project team is both accessible and achievable working with entirely with local companies.

House with planning permission for development.

Lawrence Drive is a exclusive cul-de-sac situated just off Canford Cliffs Road, located within half a mile of Canford Cliffs Village with its array of local shops and restaurants. Poole Harbour is a little over half a mile away along with the award winning beaches at Sandbanks. From here the chain ferry leads to the Isle of Purbeck and the Jurassic Coast. For further shopping needs, Bournemouth and Poole town centres are approximately 4 miles away in either direction and Westbourne Village, with its numerous restaurants, bars and shops is within 2 miles.

For average sold house price data across the local BH13 area, visit: YOUEye for more information.

Retirement Living – Try Before You Buy – Could Renting First Be A Good Idea?

Retirement living and moving to purpose-built retirement homes are highly topical conversations today, and not surprisingly, since here in the UK we are a population with an ageing demographic. If you, or a member of your family are considering selling a family home and moving into a retirement home, it is a big decision, and not one to be taken lightly.

Poole is home to many attractive purpose-built, retirement homes. However relinquishing the freedom of your own home and moving into a new home with caretaker support may feel like too big a step. One solution could be to ‘rent before you buy,’ so that you can experience retirement living before buying and ensure this new choice is for you.

Berkeleys is currently offering to rent, a two bedroom retirement apartment in ‘Chartcombe’ in Canford Cliffs, Poole, Dorset. Chartcombe is built on the site of the well known Compton Acres gardens. There are 78 retirement apartments in total, in 2 blocks. This development is both prestigious & popular, and was developed by Regalian Properties Plc in 1992. It is also a short level walk to the village of Canford Cliffs.

Compton Acres

Compton Acres Gardens, Canford Cliffs, Poole

Chartcombe is approached by a short drive lined with rhododendrons with access controlled by electronically operated entrance gates and video camera monitoring. Each apartment has a video entryphone enabling visitors to be seen at the main gate. The development is situated in the themed gardens of Compton Acres, adjacent to Parkstone Golf Course. One of the buildings has a spectacular atrium rising through three galleries to a glazed dome. Some of the apartments have panoramic views over the pine trees and golf course to Poole Harbour and the nearby water gardens. Most apartments have spaces in the underground garaging.

Chartcombe, Canford Cliffs

Chartcombe, Canford Cliffs

Additional facilities include a visiting manager and emergency alarm service. All residents can access the two guest suites, drawing room, kitchen, and hairdressing salon. Residents are able to use a private entrance gate into Compton Acres Gardens when they are open to the public.

Compton Acres was built in 1924. It is a unique late Victorian mixed style design with seven distinct themed gardens – including the famous Italian & Japanese Gardens. Mr Simpson, a margarine entrepreneur, purchased the property as a seaside residence in 1920 and achieved his dream of ‘building a garden with a difference’. His vision was to create a series of gardens to embody the experience of his worldwide travels and his interest in horticulture.

Having undergone extensive refurbishment in the past 10 years, Compton Acres is now highly regarded as one of the most important historic gardens in England. Grade II listed and protected for the public to enjoy, it offers hours of enjoyment, and an ever changing colourful landscape throughout the seasons.

For those with greater vision and budget, the gardens are believed to be for sale currently. However, if retirement living is on your agenda, Chartcombe could offer the solution.

Why Established Estate Agency Brands Count In The Canford Cliffs Property Market

In such a small high-end property market, it appears that established estate agency brands really do count in Canford Cliffs and Sandbanks, Poole, Dorset. When Berkeleys Estate Agents opened its doors in 1991, it was one of probably three property agents on Haven Road, Canford Cliffs. Today there are seven, counting bricks and mortar agencies only, but not forgetting online agencies are growing too.

Berkeleys Estate Agents, Canford Cliffs, Poole, Dorset

What does the local property market make of the evolution of estate agency services locally? It has certainly been a decade of change. Local clients have seen new nationals and small independents move into the Village, all offering what appears to be a ‘similar’ service. So what differentiates agents today – service, commission, reach, knowledge, people or perhaps…brand?

With the average house price in the area now exceeding £644,000 this summer, and the number of house and apartment sales transactions in BH13 around 251 over the last 12 months, it’s an interesting market for agents for sure, and a solid one too if you look at the maths.

 Continue reading

Canford Cliffs Estate Agent predictions for the local property market in 2014

Winter in Canford Cliffs, Poole, Dorset has arrived, although we are yet to see a magical snow-scene this year, as pictured below.  In this blog we consider what 2014 holds for property, as seen by the local property experts. The local property market is beginning to move and you should consider your options soon if you are thinking of buying or selling in this beautiful part of coastal Dorset.

Xmas 8

To set the scene, there are just under 2,000 homes in Canford Cliffs and last year (September figures are in from the Land Registry), 58 of them have changed hands – that’s just under 3%; low historically but, interestingly, the number of higher value transactions is increasing and the “domino effect” of consequential moves within the area, (where local buyers jump on the opportunity to pick up a house they’ve had their eyes on, following a sale) is becoming more apparent once more. Something has shifted – and the pundits are probably right in claiming that the financing available at the bottom end of the market is gradually unlocking the logjam which has stifled the middle and upper markets.

Canford Cliffs is primarily a family and retiree’s residential market. Convenience for shopping, access to the beaches, peace and quiet and the provision of services – schools, clubs and transport – are the watchwords for buyers. You will find (November 2013) apartments for sale from £160,000 to £2.5 million and houses from c. £500,000 up to grand mansions of nearly £4 million. So, there’s a large choice, depending of course upon your budget and taste, whether that is for a Saunders bungalow, of which there are still several or a contemporary super-home, of which there are a few, as well as potential sites for them.

This is the time of year when people start researching what they might want to achieve within the next 12 months – have the family finally really fled the nest? do we need to change schools? will I need to change my job? retire? downsize? should we go for single-level living (bungalow of flat)? It’s important when to move; should we improve the kitchen / bathroom before we market? should we agree to buy something before putting our own on the market ? should we move into rental while searching, having once sold ? and that’s before even considering the dynamics of the property market – will it continue ever upwards or will politically inspired jitters take hold as the election timetable draws nearer ? and that’s all before facing up to the costs of such a move – legal fees, estate agent fees , and even worse than that Stamp Duty for buyers.

The table below shows average price decreases (notable for houses rather than apartments) that are indicative of more local market activity generally. In the £700,000 plus price band, the number of flats for sale is increasing, but the number of houses for sale is declining, making it harder for families to find the right home.

Canford Cliffs House Price Data 2013

Canford Cliffs Chart 2013

It’s not just objective advice that’s needed when thinking about buying or selling a home, as well as the “helping hand”. You need to trust your advisors; to feel that they know what they are talking about and not just giving you second-hand, potted (or potty!) advice. The earlier Berkeleys can encourage you to talk to us, the better we’ll be able to assist – we have the information and the experience. Just call us.

In 2013, Berkeleys achieved many extremely successful sales for clients in Lawrence Drive, Cliff Drive, Martello Park and Haven Road, Canford Cliffs to name but a few.

Canford Cliffs Chart 2013 2

If you choose to sell your home through Berkeleys this year, once we are appointed, we’ll take care of matters. We advertise extensively locally and we market nationally, as well as on all the usual internet property portals. That really is what is needed – exposure to as wide an audience as possible. We put in real effort and we don’t just sit back, relax and wait for buyers, once we’ve got your instructions. We’ve had considerable success with both national and international press and PR in digital media.

If you are planning to let or rent in the New Year, it is also timely to mention that we have established a premium lettings and management service from our Haven Road office. Premium long term lettings are a growing market sector, and Berkeleys now offers a lettings and property management service across coastal Poole, Dorset.

The team here, led by Pippa Sole, our Branch Partner, would be delighted to come and see you to discuss your next move. So call us soon let us help you make your next move a successful one.

© Berkeleys 2014


Berkeleys comments on the Budget 2013 announcement

Jeremy Priestley, Director, Berkeleys comments on the Budget 2013 and its implications for the prime property market in Sandbanks and Canford Cliffs, Poole, Dorset:

“The additional assistance for buyers via the Funding for Lending and Help to Buy schemes is, of course, welcome, particularly since the resurgence of activity in the upper-market levels needs to be under-pinned by the ability of all the lower value segments to function efficiently.

Thus, the extension of interest-free equity loans to those who are not first-time buyers and on new-build properties worth up to £600,000 will enable many more people to move up the housing ladder and so “unlock” some of the logjam that has had such a stultifying effect locally.

That said, negative sentiment cannot be finally put aside in that there is still the looming spectre of a change of government in 2015, even if the Chancellor does succeed in stimulating some growth with his new-found infrastructure funds. The negative impact on confidence and on house prices that such an event would presage via the potential advent of a mansion tax, or any other form of wealth or capital taxation, as well as further tightening of the already punitive Stamp Duty Land Tax regime, especially at the top end, would be very significant, especially for the area of Sandbanks, Canford Cliffs, Branksome Park and other areas surrounding Poole Harbour, Dorset.

On the upside, it has been however heartening recently to see that there is an increasing sense of reality returning to the mind-set of some vendors – prices are being reduced, in some case pretty drastically – and this in turn is producing spots of resurgent activity.”